Traditions — Single-Family Villas
East campus
Stack: Neighborhood fee $900/qtr = $3,600/yr + Grey Oaks POA $6,036/yr + Sports club dues $15,233/yr, all on the same listing.
$24,869/yr
complete — Sports tier
Grey Oaks & The Estuary — Neighborhood by Neighborhood
Grey Oaks HOA Fees by Neighborhood
Grey Oaks has two campuses and two master associations — and the single most important fact on this page is that a home pays only one of them. East-campus homes pay the Grey Oaks POA, $1,509 a quarter ($6,036 a year, including Comcast cable, internet and ADT monitoring). The Estuary, on the west campus, pays its own association $3,345 a quarter ($13,380 a year) instead — never on top. Any total that adds both masters double-counts $6,036. On top of either master sit a neighborhood fee and the club: membership is mandatory and equity, and the club publishes no dues schedule — Sports dues in current listings run $14,153 to $17,060 a year. There is no CDD.
Complete totals at the Sports tier run from $24,869 to $42,840 a year. Below are the five neighborhoods we could price completely, lowest first; about fifteen more are named in the panel as not yet priced, and one headline conflict (Traditions condos) is set out there in full rather than printed as a row. Closing in on a specific home? We confirm its exact stack — campus, neighborhood and club tier — before you buy: send us a message, or text or call (239) 216-2016.
$6,036/yr
East-campus master
Grey Oaks POA — $1,509/qtr, incl. Comcast cable, internet & ADT
$13,380/yr
The Estuary master
$3,345/qtr — paid instead of the east POA, never in addition to it
$42,840/yr
Highest complete total
Noble Heron villas in The Estuary — neighborhood + Estuary POA + Sports club
Basis: master figures from the associations’ September 2026 posting, corroborated by current MLS listings; neighborhood and club figures from current MLS listings, checked November 2026. The club publishes no dues schedule; Golf-tier dues below rest on secondary sources and are labelled as such. This page prices 5 of about 20 neighborhoods completely.
How to read this page
• Two masters, never both: east-campus homes pay the Grey Oaks POA ($6,036/yr); Estuary homes pay the Estuary POA ($13,380/yr) in its place. Every row below uses its own campus’s master only.
• The club is mandatory. Every buyer must hold Equity Golf or Equity Sports membership (a recorded 2012 amendment; older exemptions do not transfer). The club publishes no current dues schedule. Sports dues are corroborated across current listings at $14,153–$17,060/yr; Golf dues of $25,286–$32,504/yr rest on secondary sources only and are labelled that way wherever they appear. Every row below is a Sports-tier total, built from that home’s own listing components.
• Traditions condos — unresolved, so no row: one listing’s components give a neighborhood fee of $5,792/yr ($11,828/yr with the current master, before club); a second listing enters the condo fee at $12,996/yr with an $18,404/yr club figure — a $37,436/yr total as entered, and that club figure appears on no other listing. Both readings stay here in the panel until the MLS sweep settles Traditions.
• Missing on purpose: about fifteen east-campus neighborhoods publish no neighborhood fee and had no usable current listing — Torino, Miramonte, Avila, Isla Vista, Venezia, Capistrano, L’Ermitage, La Residence, Isle Royale, The Mews, Palm Island and others. They join this page as the sweep prices them.
• One-time charges: club initiation examples of $130,000–$150,000 appear in current listings (secondary sources put it at about $130,000 for Sports and $375,000 for Golf); transfer fees in listings run $1,000–$8,003; application fees $75–$100.
The neighborhoods — lowest fee first (5)
The Estates
East campus · Single-family
Stack: As entered on one listing: neighborhood $706/yr + Grey Oaks POA $6,036/yr + other fee $990/yr + mandatory club $17,414/yr (that club figure sits just above the corroborated Sports range of $14,153–$17,060 — it is used as the listing prints it).
$25,146/yr
complete — as listed
The Estuary — Estate Homes
West campus · Single-family
Stack: Neighborhood fee $516/yr + Estuary POA $13,380/yr + Sports club $17,060/yr implied — the components sum exactly to the listing’s stated total.
$30,956/yr
complete — Sports tier
Terra Verde
East campus · Condos
Stack: Condo fee $4,000/qtr = $16,000/yr + Grey Oaks POA $6,036/yr + Sports club dues $14,153/yr. The listings’ own stated total is $39,096/yr — $2,907 more than their components add to, an extra line nothing in the listings explains; the component sum is carried and the gap flagged. A later listing varies the condo fee to $4,381/qtr with club at $16,115/yr.
$36,189/yr
complete — component sum
The Estuary — Noble Heron Villas
West campus · Villas
Stack: Neighborhood fee $3,100/qtr = $12,400/yr + Estuary POA $13,380/yr + Sports club $17,060/yr — the highest complete stack in Grey Oaks.
$42,840/yr
complete — Sports tier
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Looking at a home in Grey Oaks?
Call or text (239) 216-2016
Tell me the neighborhood — I’ll confirm its exact current stack, campus and club tier included, and walk you through the real numbers — or send us a message.
Michael O’Reilly · Broker Associate · Downing-Frye Realty, Inc.